Garage Door Maintenance

By Robert Robillard on Home Maintenance

Garage Door Maintenance

This post was sponsored by 3-IN-ONE Oil; however, all views expressed below are my own.

Sticky Garage Door Fix

My garage door is the biggest door in my house and recently I started noticing that is was not opening as smoothly and sticking at one point in the track. This should not have been a shock to me since it moves up and down at least 1200 times a year

Additively I have not done much to this door, hoping to replace them in a year or two but the door was getting more and more difficult to open. I quickly learned that there are a few simple things you should do every year keep the garage door moving trouble-free.

Tighten Loose Parts

Garage doors move and vibrate when in operation. This vibration can loosen hardware so the first thing I did was tighten all of roller brackets and bolts with a socket wrench. This is a good time to inspect and replace the track rollers. Rollers should be replaced every 7-10 years. Look for chips and cracks.

Replace the Weather-stripping

My doors do not have weather-stripping seals, my new door will. If the rubber weather seal strip on the bottom of your door is brittle or cracked, replace it. You can purchase new seals at any hardware store. The seal is easily cut to size with industrial scissors or a utility knife and nailed in place with roofing nails.

Garage Door MaintenanceClean the Track Then Lubricate

Prior to lubricating the garage door track vacuum out the track channel and then wipe is clean with a rag. I even apply some 3-IN-ONE Garage Door Lube to the tracks as a solution to remove any sticky residue in the tract and then wipe it clean. Once everything is wiped clean, I spray a coating of 3-IN-ONE Garage Door Lube, to the track and rollers. The straw nozzle moves up and down, and allows me to reach all of the critical lubrication parts and locations. Make sure to have a rag handy to control over spraying and drips.

Lubricate the Moving Parts

Lubrication is critical for the proper performance of a garage door. The performance of the track roller wheels depend on the reliability of the rolling bearings. Bearings operate best on very thin films of lubricant, which have to be maintained in order to ensure that the bearing’s design life is achieved.

Garage Door MaintenanceTrack Rollers

Most of the time these track rollers have 13-ball bearings and are sealed. The issue with them is that the tracks collect dirt and the rollers get gritty. So cleaning and lubrication is necessary. The three primary principles of ensuring the roller wheel bearing life are:

  • Selecting the correct lubricant
  • Applying the lubricant properly
  • Maintaining the lubricant in a clean condition

Neglect or failure in any of these three areas will seriously increase the risk of premature bearing failures and will interfere with a smooth rolling action.


Source: GarageDoor

Operator Chain, Springs and Hinges

Use a rag and wipe clean the opener’s chain or screw. On my chain I spray the 3-IN-ONE Garage Door Lube on first and then use that to remove grease/sludge from the chain. Once clean, I reapply the lubricant.

I also apply the 3-IN-ONE Lube to these locations:

  • Overhead springs
  • Hinges, roller tracks, hinges
  • Latches
  • Lock
  • Pulleys on extension-spring openers / bearings on torsion-spring openers

Check the Cables

While you’re doing this maintenance visually inspect the high-tension cables for broken strands and damage near the bottom roller bracket.

Garage Door Maintenance

Test the Auto-Reverse Safety Features

There are two mechanisms:

  • Mechanical
  • Photocell

In order to test the mechanical feature, place a piece of wood or a box on the ground in the path of the door. When the door coming down and touches that object, it should reverse direction and go back up again.

To test the photoelectric system close your door and just pass your leg in the door’s path. If working properly the door will reverse.

Garage Door Maintenance

Importance of Garage Door Maintenance

While garage door maintenance is not on most people’s to do list, it should be. Simply taking the time to do these simple maintenance tips will ensure years of seamless operation to your system. Using the 3-IN-ONE Garage Door Lube will prevent rusting, corrosion, sticking and squeaking! Visit to download a coupon for $1 off your next purchase of 3-IN-ONE Garage Door Lube, available at Lowe’s.

If you followed all of these tips, you should plan on spending 30 minutes to 1-hour to complete. This post was sponsored by 3-IN-ONE Oil.

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About the author

Robert Robillard

Carpenter / Remodeler / Editor

Rob Robillard is “The Concord Carpenter” Rob is a builder, general contractor, carpenter, woodworker, and editor of Concord Carpenter and ToolBoxBuzz As a General Contractor and carpenter, Rob owns and operates Concord Carpenter LLC. A full-service remodeling and construction company. Rob is a recognized leader in home building best practices and a source for how-to information for building professionals. On this website, Rob covers all aspects of home construction, building science, home improvement, woodworking, remodeling, and some of the best product and tool reviews. Rob is in charge of our Tool and Product Review series - Concord Carpenter Videos where we post all of our tool reviews and video tutorials. Rob approaches remodeling and building construction with a pragmatic and problem-solving approach. He enjoys using his knowledge and experience to help and educate building professionals as well as DIYers on best practices in the construction and remodeling industry. He's a strong advocate for "raising the bar" in the construction trades and promoting the trades to youth. #BeAMentor #Green2Great Craftsmanship, quality, and pride guide his journey on this channel The Concord Carpenter's motto: "Well done is better than well said!" : Read more about Rob

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